HomeMy WebLinkAboutPRE23-000406_VEK_Fourplex_Meeting_Summary_240111_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
PREAPPLICATION MEETING FOR
VEK Fourplex
8225 S 132nd St, Renton, WA 98178
PRE23-000406
January 11, 2024
Contact Information:
Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider giving
copies of it to any engineers, architects, and contractors who work on the project. You will
need to submit a copy of this packet when you apply for land use and/or environmental
permits.
Pre-screening: When you have the project application ready for submittal, email the project
manager to have it pre-screened.
The pre-application meeting is informal and non-binding. The comments provided on the
proposal are based on the codes and policies in effect at the time of review. The applicant is
cautioned that the development regulations are regularly amended and the proposal will be
formally reviewed under the regulations in effect at the time of project submittal. The
information contained in this summary is subject to modification and/or concurrence by
official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services
Director, Department of Community & Economic Development Administrator, Public Works
Administrator, and City Council).
M E M O R A N D U M
DATE:January 11, 2024
TO:Clark Close, Principal Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:VEK Fourplex
Comments based on the assumption that these units will be built under the International
Residential Code. Starting February 1st, 2021, townhomes over 4 units will require sprinklers
per state amendment.
1. The fire flow requirements for the proposed townhomes is 3,000 gpm minimum. A
minimum of three fire hydrants are required within 300 feet of the proposed building. A looped
water main is required on-site around the proposed building. The existing 8-inch water main is
not sufficient to supply the required fire flow. Design shall be modified in order to bring the fire
flow down to meet the level of availability.
2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit.
This fee is paid at building permit issuance.
3. Fire department apparatus access roadways are sufficient from the existing city street.
Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully
paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be
constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150
feet of all points on the buildings. The maximum grade is 15 percent.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:January 11, 2024
June 20, 2011
TO:Clark Close, Principal Planner
FROM:Yong Qi, Civil Engineer III
SUBJECT:VEK Fourplex
8225 S 132nd St., Renton, WA
PRE23-000406
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official city decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel No:
2144800535. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER COMMENTS
1. The development is within the City of Rentons water service area in the West Hill 495-hydraulic
pressure zone. There is an existing 8-inch City water main (see water plan no. W-0613) in S 132nd
Street that can deliver a maximum flowrate of 2,450 gallons per minute (gpm). The static water
pressure ranges from about 112 psi at ground level elevation 236 feet to 119 psi at ground level
220 feet.
2. Based on Renton Regional Fire Authoritys review comments on the submitted information for
the pre-application, the fire flow requirement for the proposed townhomes is 3,000 gpm
minimum. The available flow from the 8-inch water main in S 132nd St is limited to 2,500 gpm.
Therefore, the applicant will need to bring the fire flow demand down to 2,500 gpm or less with
alternate design and/or construction methods (as mentioned in RFAs comments).
3. The following water system improvements will be required as part of the development:
a. A new 8-inch (minimum size) water main will be required within the new access road,
and it shall be connected to the existing 8-inch water main in S 132nd St.
b. A 15-foot utility easement will be required for any water main and for related
appurtenances that are not located within the public right-of-way.
c. Installation of additional fire hydrants as required by the Renton Regional Fire Authority.
The final location and number of the hydrants shall be determined by the Fire Authority
based on the final site plan.
VEK Fourplex_PRE23-000406 Page 2 of 6
January 11, 2024
d. Installation of a Storz adapter on the existing hydrants, if they are not already equipped
with one.
e. Installation of a separate domestic water meter and service line to each townhome, and a
double check valve assembly (DCVA) behind the meter per City standard is required.
f. A 1-inch water meter is required for each townhome served by a sprinkler system.
g. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA)
if applicable.
h. A privately owned pressure-reducing-valve (PRV) is required downstream of each water
meter because the water pressure is over 80 psi.
4. A conceptual utility plan will be required as part of the land use application for the subject
development.
5. Civil plans for the water main improvements will be required and must be prepared by a
Professional Engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for water main extensions as shown in Appendix K of
the Citys 2021 Water System Plan. Adequate horizontal and vertical separations between the
new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas,
electrical) shall be provided for the operation and maintenance of the water main. Minimum
separation between water and all other utilities is 10-feet horizontal and 1.5-feet vertical.
6. Retaining walls, rockeries or similar structural cannot be installed over the water main unless the
water main is installed inside a steel casing.
7. The development is subject to applicable water system development charges (SDCs) fee and
meter installation fees based on the number and size of the meters for domestic uses and for fire
sprinkler use. The development is also subject fees for water connections, cut and caps, and purity
tests. Current fees can be found in the 2024 Development Fees Document on the Citys website.
Fees will be charged based on the rate at the time of construction permit issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee for a single 1-inch meter is $4,850.00 per meter.
b. Water Service installation fee is $2,875.00 per 1-inch service line.
c. Drop-in meter fee is $460.00 per meter for a 1-inch meter.
d. Fire sprinkler service fee is $648 for each townhome.
e. Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at construction permit issuance. The full
fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10593568&dbid=1&repo=Cit
yofRenton.
SEWER COMMENTS
1. Sewer service is provided by City of Renton.
2. There is an 8-inch PVC sewer main located in S 132
nd St Ave S north of the property (Record Dwg:
S-368503), which connected to the 8-inch PVC sewer main along the west property line onsite
within a 15-feet wide public sewer easement (Record Dwg: S-368504).
3. There are two existing 4 side sewer serving the properties to the east (8229 & 8231 S 132
nd ST)
crossing the middle of the project site, private sewer easements are required.
4. A minimum of 12 wide paved access with turnaround for the two existing onsite sewer manholes
and sewer main along the west property line is required. Therefore, the access road along the
west property line over the sewer easement is recommended. And sewer easement conditions
(e.g., no buildings or structures (fences) within the easement, no deep-rooted vegetation,
VEK Fourplex_PRE23-000406 Page 3 of 6
January 11, 2024
landscaping in the easement area needs to be easily restored or replaced, no digging in the
easement area that could damage the sewer main per KC record # 20131219000501) shall be met.
5. A separate side sewer will be required for each townhome. All new sewer stubs shall be a
minimum of 6 and shall run at a slope of at least 2% to the main. All new side sewers and sewer
stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details.
6. A conceptual utility plan will be required as part of the land use application for the subject
development.
7. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for
sewer is based on the size of the domestic water meters to serve the project. Current fees can be
found in the 2024 Development Fees Document on the Citys website. Fees will be charged based
on the rate at the time of construction permit issuance.
a. The current sewer fee for a 1-inch meter is $3,650.00 per meter, 1-1/2-inch meter is
$18,250.00 and a 2-inch meter is $29,200.00.
b. SDC fees are payable at construction permit issuance.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo
fRenton.
2. The development is located within the S 132nd Street Sewer Extension Special Assessment District
and is subject to SAD Fees as part of the development. This SAD fee is currently assessed at
$13,791.56 per dwelling unit.
SURFACE WATER
1. The site contains regulated slopes. The site topography slopes moderately from north to south.
There is a 12-inch stormwater main in S 132nd Street north of the subject property. There is a
stream onsite within the south portion of the property that conveys runoff from the west to east.
The Applicant will need to ensure that this conveyance system is protected.
2. A drainage report complying with the current version of the Citys adopted 2022 Renton Surface
Water Design Manual (RSWDM) will be required. Based on the Citys flow control map, the site
falls within the Flow Control Duration Standard area matching Forested Site Conditions and is
within the West Lake Washington Drainage Basin. Refer to Figure 1.1.2.A Flow chart to
determine the type of drainage review required in the RSWDM.
3. Storm drainage improvements along all public street frontages are required to conform to the
Citys street and stormwater conveyance standards. Any new storm drain installed on or off-site
shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM
and shall account for the total upstream tributary area, assuming developed conditions for onsite
tributary areas and existing conditions for any offsite tributary areas.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide enhanced basic water quality treatment. Any proposed detention
and/or water quality vault shall be designed in accordance with the RSWDM that is current at the
time of civil construction permit application. Separate structural plans will be required to be
submitted for review and approval under a separate building permit for the detention and/or
water quality vault.
5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extent feasible. On-site BMPs shall be
evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan,
including the application of on-site BMPs, shall be included with the land use application, as
VEK Fourplex_PRE23-000406 Page 4 of 6
January 11, 2024
applicable to the project. The final drainage plan and drainage report must be submitted with the
utility construction permit application.
6. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design
Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration
rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and
Appendix C shall be included in the report. The report should also include information concerning
the soils, geology, drainage patterns and vegetation present shall be presented in order to
evaluate the drainage, erosion control and slope stability for site development of the proposed
plat. The applicant must demonstrate the development will not result in soil erosion and
sedimentation, landslide, slippage, or excess surface water runoff.
7. Erosion control measures to meet the City requirements shall be provided.
8. Critical areas that may affect surface water review, the south portion of project site is within
regulated slopes.
9. The current City of Renton Surface Water Standard Plans that shall be used in all onsite drainage
submittals. The current City of Renton Standard details are available online at the City of Renton
website:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton.
10. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the
2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022 will
be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information
regarding project vesting.
11. The development is subject to a surface water system development charge (SDC) fee. Fees will be
charged based on the rate at the time of construction permit issuance.
a. The 2024 Surface water system development fee is $0.92 per square foot of new
impervious surface, but no less than $2,300.00.
b. The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10593568&dbid=1&repo=Cit
yofRenton
TRANSPORTATION
1. The proposed development fronts S 132
nd Street along the north property line. S 132nd Street is
classified as a Collector Arterial Road. The existing ROW width is approximately 60 feet. To meet
the Citys complete street standards for collector arterial streets, minimum ROW is 83 feet (2
lanes) or 94 feet (3 lanes). The project will be required to construct the following frontage
improvements to mirror the Earlington Townhomes project to the north along the entire S 132nd
Street frontage:
a. 11.5 feet of ROW dedication.
b. The Earlington Townhomes project to the north was constructed under the 2-lane
scenario with a road transition at approximately halfway along the frontage from no
parking lane to added parking lane (see attached sketch). The half street section will
include (1) 10 eastbound travel lane, (1) 5 eastbound bike lane, 0.5 curb, 8 planter, 8
sidewalk and 2 clear space.
c. Per RMC 4-6-060, frontage improvements for S 132nd Street shall include a 0.5-foot curb,
an 8-foot planting strip, an 8-foot sidewalk, 2-foot clear space, street trees and storm
drainage improvements.
VEK Fourplex_PRE23-000406 Page 5 of 6
January 11, 2024
2. A turnaround per City Standard is required if a dead-end street is greater than 150 feet per RMC
4-6-060.H.2.
3. ADA access ramps shall be installed at all street crossings. Ramps shall be oriented to provide
direct pedestrian crossings.
4. Refer to City code 4-4-080 regarding driveway regulations:
a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains
at the lower end with positive drainage discharge to restrict runoff from entering the
garage.
b. The maximum width of a single loaded garage driveway is 9-feet and the maximum width
of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum
driveway width is 16-feet.
c. Driveways shall not be closer than 5-feet to any property line.
5. Paving and trench restoration shall comply with the Citys Trench Restoration and Overlay
Requirements.
6. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground.
7. The development is subject to transportation impact fees. Fees will be charged based on the rate
at the time of building permit issuance.
d. The 2024 transportation impact fee is $6,987.79 per townhouse dwelling unit.
GENERAL COMMENTS
VEK Fourplex_PRE23-000406 Page 6 of 6
January 11, 2024
1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
4.https://www.rentonwa.gov/cms/one.aspx?portalId=7922741&pageId=9687014
5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
6. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
7. Fees quoted in this document reflect the fees applicable in the year 2024 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current fee schedule.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2023\PRE23-000406
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:January 11, 2024
TO:Pre-Application File No. 23-000406
FROM:Clark H. Close Principal Planner
SUBJECT:VEK Fourplex - 8225 S 132nd St, Renton, WA 98178
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision-
makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public
Works Administrator, Planning Director, Development Services Director, Development
Engineering Director, and City Council). Review comments may also need to be revised based on
site planning and other design changes required by City staff or made by the applicant. The
applicant is encouraged to review all applicable sections of the Renton Municipal Code. The
Development Regulations are available online at https://www.codepublishing.com/WA/Renton.
Project Proposal: The applicant proposes to build an attached dwelling with four (4) residential
units and individual single car garages. The subject property is located at 8225 S 132nd St (APN
2144800535) which is located just south of the Earlington Village townhouse project. The project
site totals 0.61 acres (26,483 square feet) in area and is zoned Residential-14 (R-14). Access to the
site would be provided via a new driveway extended from S 132nd St. According to City of Renton
(COR) Maps, the site contains regulated slopes and a Type Ns (Non-Fish Seasonal) stream.
Current Use: According to King County Department of Assessments, the parcel is vacant.
1.Zoning /Land Use Designation, and Overlays: The subject property is located within the
Residential-14 (R-14) zoning classification. The Residential High Density Land Use designation
is intended to implement the R-14 zone. The R-14 zone is established to encourage
development and redevelopment of residential neighborhoods that provide a mix of
detached and attached dwelling structures organized and designed to combine characteristics
of both typical single family and small-scale multi-family developments. Structure size is
intended to be limited in terms of bulk and scale so that the various unit types allowed in the
zone are compatible with one another and can be integrated together into a quality
neighborhood. Project features are encouraged such as yards for private use, common open
space areas, and landscaped areas that enhance a neighborhood and foster a sense of
community. Civic and limited commercial uses may be allowed when they support the
purpose of the designation. Attached dwellings are permitted within the R-14 zone.
VEK Fourplex
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CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2023\PRE23-000406
2.Development Standards: The project would be subject to RMC 4-2-110A, Development
Standards for Residential Zoning Designations effective at the time of complete application
(noted as R-14 standards herein).
Density The density range allowed in the R-14 zone is a minimum of seven (7) dwelling units
with a maximum of 14 dwelling units per net acre. The area of public rights-of-way, legally
recorded private access easements and critical areas (such as protected slopes, Class 1 to 4
streams, etc.) would be deducted from the gross site area to determine the net site area
prior to calculating density. In order to calculate the proposed density of the project, any area
of public road, private driveway/easement, and/or critical area dedication must be known. All
fractions which result from net density calculations shall be truncated at two (2) numbers past
the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that
result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number.
Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down
to the nearest whole number. A density worksheet was not included with the pre-application
submittal materials; therefore, staff was unable to verify compliance with the density
requirements. A completed density worksheet would be required with the land use
application. The applicant would be required to demonstrate compliance with the net
density requirements of the zone at the time of formal application.
Minimum Lot Size, Width and Depth The minimum lot size permitted in the R-14 zone is
3,000 square feet for lots for detached dwellings. There is no minimum lot size for attached
dwellings. The minimum lot width is 30 feet and 40 feet for corner lots. The minimum lot
depth is 60 feet. Apart from the required right-of-way dedication, no changes are proposed
to the lot dimensions.
Building Standards The R-14 standards allow a maximum building coverage of 65% of the
lot area. The maximum impervious coverage in the R-14 zone is 80%. The maximum wall plate
height is restricted to 24 feet but can be increased up to 32 feet subject to administrative
conditional use permit approval. The buildings shall be not more than three (3) stories. Roofs
with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from
the maximum wall plate height; common rooftop features, such as chimneys, may project an
additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g.,
decks, railings, etc.) shall not extend above the maximum wall plate height unless the
projection is stepped back one-and-a-half (1.5) horizontal feet from each faade for each one
(1) vertical foot above the maximum wall plate height. The maximum height for detached
accessory structures is 12 feet and the total floor area must be less than that of the primary
structure. Accessory structures are also included in building lot coverage calculations.
Submitted plans would need to show compliance with required coverage limit. In addition,
the building height and coverage requirements would be verified at the time of formal
application.
Setbacks Setbacks are the minimum required distance between the building footprint and
the property line and any private access easement or tract. The required setbacks for the R-
14 zone are as follows: front yard: 15 feet, except when all vehicle access is taken from an
alley then 10 feet; rear yard: 10 feet; side yards: four feet (4) for detached units; and
secondary front yards: 15 feet. When a lot abuts an alley, the rear yard shall always be the
yard abutting the alley. The Community and Economic Development Administrator or
designee may modify the rear yard provision through the site development plan review
VEK Fourplex
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CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2023\PRE23-000406
process where it is determined that specific portions of the required on-site perimeter
landscaping strip may be developed and maintained as a usable public open space with an
opening directly to a public entrance. In the R-14 zone to ensure adequate vehicular
maneuvering area, garages and carports that are accessed through alleys shall be set back as
follows: Nine-foot (9) garage doors shall be at least 26 feet (26) from the back edge of the
alley or 16-foot (16) garage doors shall be at least 24 feet (24) from the back edge of the
alley. Except for alley-accessed garages conforming to the previous requirements, the vehicle
entry for a garage or carport shall be set back twenty feet (20’) from the property line where
vehicle access is provided; all other facades of a garage shall be subject to the applicable
zones minimum setback. Compliance with required setbacks would be verified at the time
of land use application.
3.Residential Design and Open Space Standards: All new primary dwelling units within the R-
14 zone are required to meet applicable standards within RMC 4-2-115 Residential Design and
Open Space Standards. In addition, any retained dwelling units included in the development
must also comply with these standards. The standards of the Site Design subsection are
required to be addressed at the time of subdivision application. When new dwelling units are
created in the R-14 zone any retained dwelling units included in the development shall comply
with the standards of this section. The following are applicable subsections in the R-14 zone.
•Lot Configuration
o Dwellings shall be arranged to ensure privacy so that side yards abut other side
yards (or rights-of-way) and do not abut front or back yards. Lots accessed by
easement or pipestems shall be prohibited. It does not appear that this section
is not being met. Compliance with these requirements would be reviewed at the
time of land use application.
•Garages
o The visual impact of garages shall be minimized, while porches and front doors
shall be the emphasis of the front of the home. Garages shall be located in a
manner that minimizes the presence of the garage and shall not be located at the
end of view corridors. Alley access is encouraged. If used, shared garages shall be
within an acceptable walking distance to the housing unit it is intended to serve.
Compliance with these requirements would be reviewed at the time of land use
application.
•Open Space: Open space is a significant element in the development of livable
communities and creates opportunities for good health.
o Landscaping: All new buildings and new storm drainage facilities are subject to
RMC 4-4-070, Landscaping.
o Standards for Parks: For developments that are less than ten (10) net acres: No
park is required, but is allowed.
o Standards for Common Open Space: Development of four (4) or more units:
Required to provide common open space as outlined below. Above ground
drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall not be
counted towards the common open space requirement.
VEK Fourplex
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CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2023\PRE23-000406
1. For each unit in the development, three hundred fifty (350) square feet
of common open space shall be provided.
2. Open space shall be designed as a park, common green, pea-patch,
pocket park, or pedestrian entry easement in the development and shall
include picnic areas, space for recreational activities, and other activities
as appropriate.
3. Open space shall be located in a highly visible area and be easily
accessible to the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the
development and accessible to all dwellings. For sites one acre or smaller
in size, open space(s) shall be at least thirty feet (30’) in at least one
dimension. For sites larger than one acre in size, open space(s) shall be at
least forty feet (40’) in at least one dimension. For all sites, to allow for
variation, open space(s) of less than the minimum dimension (thirty feet
(30’) or forty feet (40’), as applicable) are allowed; provided, that when
all of a sites open spaces are averaged, the applicable dimension
requirement is met.
5. A pedestrian entry easement can be counted as open space if it has a
minimum width of twenty feet (20’) and within that twenty feet (20’) a
minimum five feet (5’) of sidewalk is provided.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with
individual plots that measure at least ten feet by ten feet (10’ x 10’).
Additionally, the pea-patch shall include a tool shed and a common area
with space for compost bins. Water shall be provided to the pea-patch.
Fencing that meets the standards for front yard fencing shall surround
the pea-patch with a one foot (1’) landscape area on the outside of the
fence. This area is to be landscaped with flowers, plants, and/or shrubs.
7. Grass-crete or other pervious surfaces may be used in the common open
space for the purpose of meeting the one hundred fifty feet (150’)
distance requirement for emergency vehicle access but shall not be used
for personal vehicle access or to meet off-street parking requirements.
8. Common open space areas shall have a maximum slope of five percent
(5%).
9. Obstructions, such as retaining walls and fences, shall not be placed in
common open spaces.
A 4-plex development would require a minimum of 1,400 square feet for
common open space (4 units x 350 square feet = 1,400 square feet) that is easily
accessible and contiguous to the majority of the dwellings. Compliance with
these open space standards would be reviewed at the time of land use
application.
o Standards for Private Yards: Developments of four (4) or more dwelling units:
Each ground-related dwelling shall have a private yard that is at least two
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hundred fifty (250) square feet in size with no dimension less than eight feet (8’)
in width. An additional two hundred fifty (250) square feet of open space per unit
shall be added to the required amount of common open space for each unit that
is not ground related. Review for compliance with standards would be verified
at the time of land use review. All four (4) units are required to meet standards.
As proposed, it appears all four (4) units are meeting this requirement.
o Sidewalks, Pathways, and Pedestrian Easements: All of the following are
required.
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk
may disconnect from the road, provided it continues in a logical route
throughout the development. Permeable pavement sidewalks shall be
used where feasible, consistent with the Surface Water Design Manual.
2. Front yards shall have entry walks that are a minimum width of three feet
(3’) and a maximum width of four feet (4’).
3. Pathways shall be used to connect common parks, green areas, and
pocket parks to residential access streets, limited residential access
streets, or other pedestrian connections. They may be used to provide
access to homes and common open space. They shall be a minimum three
feet (3’) in width and made of paved asphalt, concrete, or porous material
such as: porous paving stones, crushed gravel with soil stabilizers, or
paving blocks with planted joints. Sidewalks or pathways for parks and
green spaces shall be located at the edge of the common space to allow
a larger usable green and easy access to homes.
4. Pedestrian Easement Plantings: Shall be planted with plants and trees.
Trees are required along all pedestrian easements to provide shade and
spaced twenty feet (20’) on center. Shrubs shall be planted in at least
fifteen percent (15%) of the easement and shall be spaced no further
than thirty-six inches (36") on center.
5. For all homes that do not front on a residential access street, limited
residential access street, a park, or a common green: Pedestrian entry
easements that are at least fifteen feet (15’) wide plus a five-foot (5’)
sidewalk shall be provided.
It does not appear that this section is being met. Review for compliance with
standards would be verified at the time of land use application.
•Residential Design:
o Primary Entry: Entrances to homes shall be a focal point and allow space for social
interaction. Front doors shall face the street and be on the facade closest to the
street. When a home is located on a corner lot (i.e., at the intersection of two
roads or the intersection of a road and a common space) a feature like a wrapped
porch shall be used to reduce the perceived scale of the house and engage the
street or open space on both sides.
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▪Both of the following are required: The entry shall take access from and
face a street, park, common green, pocket park, pedestrian easement, or
open space, and the entry shall include a porch or stoop with a minimum
depth of five feet (5’) and minimum height twelve inches (12") above
grade. Exception: in cases where accessibility (ADA) is a priority, an
accessible route may be taken from a front driveway.
o Faade Modulation: Buildings shall not have monotonous facades along public
areas. Dwellings shall include articulation along public frontages; the articulation
may include the connection of an open porch to the building, a dormer facing the
street, or a well-defined entry element.
▪Both of the following are required: The primary building elevation
oriented toward the street or common green shall have at least one
articulation or change in plane of at least two feet (2’) in depth; and a
minimum of one side articulation that measures at least one foot (1’) in
depth shall occur for all facades facing streets or public spaces.
o Windows and Doors: Windows and front doors shall serve as an integral part of
the character of the home. Primary windows shall be proportioned vertically
rather than horizontally. Vertical windows may be combined together to create a
larger window area. Front doors shall be a focal point of the dwelling and be in
scale with the home. All doors shall be of the same character as the home.
▪All of the following are required: Primary windows shall be proportioned
vertically, rather than horizontally, and vertical windows may be
combined together to create a larger window area, and all doors shall be
made of wood, fiberglass, metal, or glass and trimmed with three and
one-half inches (3 1/2") minimum head and jamb trim around the door,
and screen doors are permitted, and primary entry doors shall face a
street, park, common green, pocket park, or pedestrian easement and
shall be paneled or have inset windows, and sliding glass doors are not
permitted along a frontage elevation or an elevation facing a pedestrian
easement.
o Scale, Bulk and Character: A diverse streetscape shall be provided by using
elevations and models that demonstrate a variety of floor plans, home sizes, and
character. Neighborhoods shall have a variety of home sizes and character.
▪All of the following are required: The primary building form shall be the
dominating form and elements such as porches, principal dormers, or
other significant features shall not dominate, and primary porch plate
heights shall be one story. Stacked porches are allowed, and to
differentiate the same models and elevations, different colors shall be
used, and for single family dwellings, no more than two (2) of the same
model and elevation shall be built on the same block frontage and the
same model and elevation shall not be abutting, adjacent, or diagonal.
o Roofs: Roofs shall represent a variety of forms and profiles that add character and
relief to the landscape of the neighborhood. The use of bright colors, as well as
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roofing that is made of material like gravel and/or a reflective material, is
discouraged.
o Eaves: The design of eaves and overhangs act as unifying elements in the
architectural character of a home. When sized adequately and used consistently,
they work to create desirable shadows that help to create visual interest
especially from blank, unbroken wall planes. Eaves should be detailed and
proportioned to complement the architectural style of the home.
▪The following is required: Eaves shall be at least twelve inches (12") with
horizontal fascia or fascia gutter at least five inches (5") deep on the face
of all eaves.
o Architectural Detailing: Architectural detailing contributes to the visual appeal of
a home and the community. It helps to create a desirable human scale and a
perception of a quality, well-designed home. Architectural detail shall be
provided that is appropriate to the architectural character of the home. Detailing
like trim, columns, and/or corner boards shall reflect the architectural character
of the house.
▪All of the following are required: Three and one-half inches (3 1/2")
minimum trim surrounds all windows and details all doors, and at least
one of the following architectural details shall be provided on each home:
shutters, knee braces, flower boxes, or columns, and where siding is used,
metal corner clips or corner boards shall be used and shall be at minimum
two and one-half inches (2 1/2") in width and painted. If shutters are
used, they shall be proportioned to the window size to simulate the
ability to cover them, and if columns are used, they shall be round, fluted,
or strongly related to the home’s architectural style. Six inches by six
inches (6" x 6") posts may be allowed if chamfered and/or banded.
Exposed four inches by four inches (4" x 4") and six inches by six inches
(6" x 6") posts are prohibited.
o Materials and Colors: A diversity of materials and color shall be used on homes
throughout the community. A variety of materials that are appropriate to the
architectural character of the neighborhood shall be used. A diverse palette of
colors shall be used to reduce monotony of color or tone.
▪All of the following are required: Acceptable exterior wall materials are:
wood, cement fiberboard, stucco, stone, and standard sized brick three
and one-half inches by seven and one-half inches (3 1/2" x 7 1/2") or
three and five-eighths inches by seven and five-eighths inches (3 5/8" x 7
5/8"). Simulated stone, wood, stone, or brick may be used to detail
homes, and when more than one material is used, changes in a vertical
wall, such as from wood to brick, shall wrap the corners no less than
twenty four inches (24"). The material change shall occur at an internal
corner or a logical transition such as aligning with a window edge or
chimney. Material transition shall not occur at an exterior corner, and
multiple colors on buildings shall be provided. Muted deeper tones, as
opposed to vibrant primary colors, shall be the dominant colors. Color
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palettes for all new structures, coded to the home elevations, shall be
submitted for approval, and futters and downspouts shall be integrated
into the color scheme of the home and be painted, or of an integral color,
to match the trim color.
o Mailboxes and Newspapers: Mailboxes shall be located so that they are easily
accessible to residents. They shall also be architecturally compatible with the
homes.
▪All of the following are required: Mailboxes shall be clustered and located
so as to serve the needs of USPS while not adversely affecting the privacy
of residents; and mailboxes shall be lockable consistent with USPS
standard; mailboxes shall be architecturally enhanced with materials and
details typical of the home’s architecture; and newspaper boxes shall be
of a design that reflects the character of the home.
o Hot Tubs, Pools, and Mechanical Equipment: Hot tubs, pools, and mechanical
equipment shall be placed so as to not negatively impact neighbors.
▪Hot tubs and pools shall only be located in back yards and designed to
minimize sight and sound impacts to adjoining property. Pool heaters and
pumps shall be screened from view and sound insulated. Pool equipment
must comply with codes regarding fencing.
o Utilities: Utility boxes that are not located in alleyways or away from public
gathering spaces shall be screened with landscaping or berms.
▪Utility boxes that are not located in alleyways or away from public
gathering spaces shall be screened with landscaping or berms.
Architectural building elevations were not provided. Compliance with all applicable
specific requirements would be reviewed at the time of land use application.
4.Landscaping: With the exception of critical areas, all portions of the development area not
covered by structures, required parking, access, circulation or service areas, must be
landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape
width required along street frontages is 10 feet and shall contain trees, shrubs, and
landscaping. Street trees in the ROW planter will also be required. Landscaping may include
hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc.
Minimum planting strip widths between the curb and sidewalk are established according to
the street development standards of RMC 4-6-060. Street trees and, at a minimum,
groundcover are to be located in this area when present. Street trees shall be planted in the
center of the planting strip between the curb and the sidewalk; provided, that, where right-
of-way is constrained, irregular intervals and slight increases or decreases may be permitted
or required. Additionally, trees shall be planted in locations that meet required spacing
distances from facilities located in the right-of-way including, but not limited to, underground
utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing
standards are identified in the Citys Approved Tree List. Generally, the following spacing is
required: i. Small-sized maturing trees: thirty feet (30’) on center; ii. Medium-sized maturing
trees: forty feet (40’) on center; and iii. Large-sized maturing trees: fifty feet (50’) on center.
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A conceptual landscape plan shall be provided with the land use application as prepared by
a licensed Landscape Architect, a certified nurseryman or other certified professional.
Storm drainage facilities are required to comply with the minimum 15-foot perimeter
landscaping strip on the outside of the fence unless otherwise determined through the site
plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070
for further general and specific landscape requirements.
5.Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper
inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree
retention plan along with an arborist report, tree retention plan and tree retention worksheet
shall be provided with the formal land use application as defined in RMC 4-8-120. The tree
retention plan must show preservation of at least 30% of significant trees. Please refer to RMC
4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree
retention and land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, each new lot would be
required to provide a minimum tree density of 30 tree credits per net acre. Tree credits
encourage retention of existing significant trees with larger trees being worth more tree
credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 9 caliper inches 4
Preserved tree 10 12 caliper inches 5
Preserved tree 12 15 caliper inches 6
Preserved tree 16 18 caliper inches 7
Preserved tree 19 21 caliper inches 8
Preserved tree 22 24 caliper inches 9
Preserved tree 25 28 caliper inches 10
Preserved tree 29 32 caliper inches 11
Preserved tree 33 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
Protected trees shall be retained in the order of priority listed in RMC 4-4-130H.2. Protection
of trees or groves by placement within a dedicated tract (Tier 1) is the highest priority.
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Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees
on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and
their associated buffers; significant trees over sixty feet (60’) in height or greater than
eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting
properties from strong winds, which could otherwise allow such sheltered trees to be blown
down if removed.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical area or
its buffer.
The Administrator may require independent review of any land use application that involves
tree removal and land clearing at the City’s discretion.
The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator’s satisfaction that replacement requirements in RMC 4-4-
130H.1.e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-
040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet
prepared by an arborist or landscape architect would be reviewed at the time of the land
use application.
6.Fences/Retaining Walls: If the applicant intends to install any fences or retaining walls as part
of this project, the location must be designated on the landscape plan and grading plan with
top of wall and bottom of wall elevations. A fence and/or wall detail should also be included
on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from
the bottom of the footing to the finish grade at the top of the wall requires a building permit.
The maximum height of any fence or retaining wall is 72-inches subject to further height
limitations in setbacks and clear vision areas noted in RMC 4-4-040D. A fence shall not be
constructed on top of a retaining wall unless the total combined height of the retaining wall
and the fence does not exceed the allowed height of a standalone fence. For more
information about fences and retaining walls refer to RMC 4-4-040.
7.Access/Driveway/Parking: Access is proposed from S 132nd St via a new 16-foot-wide
north/south driveway access road to the attached dwelling units. The access driveway is
proposed on the east side of the lot and does not align with the new intersection of S 132nd
St and 83rd Ln S. A new access to S 132nd St would be required to align with the Earlington
Village intersection.
Townhomes require a minimum of 2.0 parking spaces per dwelling unit, however, 1.0 per
dwelling unit may be permitted for 1 bedroom or less dwelling units. Tandem parking is
allowed. The maximum width of single loaded garage driveways shall not exceed nine feet
(9’) and double loaded garage driveways shall not exceed sixteen feet (16’). Dead end streets
that exceed 150 feet in length would require an approved turnaround. Compliance with
access and parking requirements would be verified at the time of land use application.
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8.Critical Areas: According to COR Maps, there are regulated slopes (>15% & <=90%) and an
unnamed non-fish bearing seasonal stream (Type Ns) on the site. Geologically hazardous
areas are present on the site. Whenever a proposed development requires a development
permit and a geologic hazard is present on the site of the proposed development
geotechnical studies by licensed professionals, such as a geotechnical engineer and/or
engineering geologist, are required. The required study shall demonstrate the following
review criteria can be met: (a) The proposal will not increase the threat of the geological
hazard to adjacent or abutting properties beyond pre-development conditions; and (b) The
proposal will not adversely impact other critical areas; and (c) The development can be safely
accommodated on the site. The geotechnical study must meet the requirements set forth in
the City of Renton Critical Areas Regulations, RMC 4-3-050. Per RMC 4-3-050 the City may
require an independent secondary review of any valid geotechnical reports by a qualified
specialists selected by the City, at the applicants expense. Based upon the results of a
geotechnical report and/or independent review, conditions of approval for developments
may include increased buffers and/or increased setbacks from buffers. Buffers are established
from the top, toe, and sides of slopes. Alterations to critical areas buffers is subject to RMC 4-
3-050I. Protected slopes also require a 15-foot building setback beyond the required buffer.
Type Ns streams require a minimum buffer of 50 feet with an additional structure setback
from the buffer of 15 feet. Alterations to stream buffers may be permitted in the case of
degraded stream buffer width with enhancement or an averaged stream buffer width per
RMC 4-3-050I. Please note a stream study, prepared by a qualified biologist, would need to
verify the classification and delineation of the stream. The city does not have a biologist on
staff and may send out the stream study to a secondary reviewer with all costs to be paid by
the applicant. A stream study is required because of the presence of the Type NS stream
located on the lot.
Streams and their associated buffers and protected slopes and their associated buffers are
required to be protected from any proposed development activity via a native growth
protection area. The most common method is to create a tract and record a permanent and
irrevocable covenant running with the land or deed restriction on the property title of any
critical area management tract or tracts created as a condition of a permit. It is the
applicants responsibility to determine whether any other critical areas are present on the
site prior to formal land use application.
9.Environmental Review: The proposed project would be subject to Washington State
Environmental Policy Act (SEPA) due to the presence of critical areas onsite. Therefore, an
environmental checklist is a submittal requirement. An environmental determination will be
made by the Renton Environmental Review Committee.
10.Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the
R-14 zone. The purpose of the site plan review process is to analyze the detailed arrangement
of project elements to mitigate negative impacts where necessary to ensure project
compatibility with the physical characteristics of a site and with the surrounding are. Site plan
review ensures quality development consistent with the City goals and policies. Site Plan
review analyzes elements including, but not limited to, site layout, building orientation and
design, pedestrian and vehicular environment, landscaping, natural features of the site,
screening and buffering, parking and loading facilities, and illumination to ensure com
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patibility with the potential future development. Decision criteria for site plan approval are
itemized in RMC 4-9-200E.3.
11.Permit Requirements: The proposal would require administrative site plan review and
Environmental (SEPA) Review. The application would be reviewed within an estimated time
frame of 6-8 weeks. The 2024 fees would total $5,071.50 ($3,030.00 Admin. Site Plan Review
+ $1,800.00 Environmental Review + $241.50 Technology Fee (5%) = $5,071.50). Each
modification request is $290.00. A 5% technology fee added to the total cost of the reviews
would also be assessed at the time of land use application. All fees are subject to change.
Detailed information regarding the land use permit application submittal requirements can
be found on the Site Plan Review checklist. Other informational applications and handouts
can be found on the Citys Digital Records Library. The City requires electronic plan submittal
for all applications. Please refer to the Citys Electronic File Standards.
12.Public Notice Requirements:
Public Information Sign Public Information Signs are required for all Type II Land Use Permits
as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of
potential land development, specific permits/actions being considered by the City, and to
facilitate timely and effective public participation in the review process. The applicant must
follow the specifications provided in the public information sign handout. The applicant is
solely responsible for the construction, installation, maintenance, removal, and any costs
associated with the sign.
13.Impact Fees: In addition to the applicable building and construction fees, impact fees would
be required. The fee in effect at the time of residential building permit issuance will apply. For
informational purposes, the 2024 impact fees are as follows:
•A Transportation Impact Fee assessed at $6,184.59 per each new multifamily housing
dwelling unit.
•A Parks Impact Fee assessed at $2,531.21 per each new multifamily housing dwelling unit.
•A Fire Impact Fee assessed at $579.41 per each new multifamily housing dwelling unit.
•A Renton School District Impact Fee assessed at $4,257 (plus a 5% administrative fee) per
each new multifamily housing dwelling unit.
A handout listing all of the Citys Development related fees is available for your review at
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRe
nton.
14.Next Steps: When the formal application materials are complete, the applicant shall have the
materials pre-screened prior to submitting the complete application package. Please contact
Clark H. Close Principal Planner at 425-430-7289 or cclose@rentonwa.gov to submit
prescreen materials and subsequent land use application.
15.Expiration: Upon site plan approval, the site plan approval is valid for two (2) years with a
possible two-year extension. A single two (2) year extension may be granted for good cause
by the Administrator. It is the responsibility of the owner to monitor the expiration date.
MAP
Address: 8225 S. 132nd. ST.
Renton, WA 98178
S. 132nd ST
Lot Parcel #2144800535
S 132ND ST 84TH AVE S30'ROW30'ROW
S 128TH ST
S LANGSTO
N
R
D
LEGEND VICINITY MAP
N.T.S.
CONTROL MAP
STEEP SLOPE/BUFFER DISCLAIMER:TOPOGRAPHIC & BOUNDARY SURVEYDATE:
DRAFTED BY:CHECKED BY:
SCALE:
REVISION HISTORY
SHEET NUMBEROF
TOPOGRAPHIC & BOUNDARY SURVEY
BASIS OF BEARINGS
LEGAL DESCRIPTION
VERTICAL DATUM
SURVEYOR'S NOTES
JOB NUMBER:
REFERENCES
PARCEL NO. 2144800535, 2144800522, 2144800523, 2144800525, & 2144800526 SEATTLE BEST PROPERTIES8231 & 8225 SOUTH 132ND STRENTON, WA 9817810/13/23
TDBCSPN. T. S.
11/02/23 ADDED NEW PARCEL
1 6
231771
SITES
NW4
SW4 SE4
NE4
INDEXING INFORMATION1/4 1/4SECTION:TOWNSHIP:RANGE:COUNTY:
SE NE1323N04E, W.M.KING
S 132ND ST
TOPOGRAPHIC & BOUNDARY SURVEYDATE:
DRAFTED BY:CHECKED BY:
SCALE:
REVISION HISTORY
SHEET NUMBEROF
TOPOGRAPHIC & BOUNDARY SURVEY
JOB NUMBER:231771
65
ADDED NEW PARCEL11/02/23
1"= 20'CSPTDB
10/13/23RENTON, WA 981788225 SOUTH 132ND STSEATTLE BEST PROPERTIESPARCEL NO. 2144800535NW4
SW4 SE4
NE4
INDEXING INFORMATION1/4 1/4SECTION:TOWNSHIP:RANGE:COUNTY:
SE NE1323N04E, W.M.KING
LEGEND
UNDER GROUND POWER LINE
WATER LINE
GAS LINE
STORM DRAIN LINE
SEWER LINE
DRIVEWAY
SITE PLANS
ISSUE DATE: 12.01.23
REVISIONS DATE:NORTHUP DESIGN ASSOC.15867 NORTHUP WAYBELLEVUE, WA 98008PHONE: (425) 246-7356E-MAIL: dorleska@msn.comA1SEATTLE BEST PROPERTIES LLCN 01°17'54" E30.01'10" CED
22" DEC
22" DEC
(2) 6", 8", 12" ALD
8" ALD
(2) 8" ALD
(3) 12" CH
13" CH
8" DEC
22" ALD16" ALD
16" ALD
10" ALD
18" ALD16" ALD
30" ALD
24" ALD
22" DEC
10" DEC
10" DEC
44" DEC
20" CH
16" CED
26,501 ± s.f.
0.61 ACR.GR
A
D
E
B
R
E
A
K
GRADE BREAK
GRADE BREAK
FENCE
14" DEC15' SEWER EASEMENT PERREC. NO. 2013121900050110' POWER EASEMENT PER REC.
NO. 20161021000561
236
234
232
230
22
8
22
6
2
2
4
222
220
218
216
216
214
214
212
210
208
208
206
206
204
N 87°29'01" W 90.05'N 01°16'54" E 294.53'N 87°29'40" W 89.96'N 01°17'54" E 294.51'S. 132nd. ST.
212
210
212ROW FRONT226
224
222
220
218
22830'-0"11'-6"15'-0"EXIST.
G. 240 s.f.
G. 240 s.f.
G. 240 s.f.
G. 240 s.f.
LINE OF
2nd & 3rd FL.
COMMON OPEN SPACE
1430 s.f.
LIVING
2237 s.f.
porchcovered
42.5 s.f.
porchcovered
42.5 s.f.
porchcovered
42.5 s.f.
porchcovered
42.5 s.f.
yard250 s.f.
yard
250 s.f.
yard250 s.f.
yard
250 s.f.
16'-0"
SIDE
16'-0"
16'-0"
10'-0"
5'-0"23'-0"23'-0"23'-0"23'-0"36'-0"
31'-0"5'11'-0"UNIT 1
LIVING
2237 s.f.
UNIT 2
LIVING
2237 s.f.
UNIT 3
LIVING
2237 s.f.
UNIT 4
DRYWELL
1322 42nd. Ave. E.
TACOMA, WA 98446
Cell:206-499-3242
E-mail: spkvek@icloud.com
NOTES:
LANDSCAPE / TREES PLAN, DRAINAGE PLAN,
ROAD PLAN BY OTHERS.
PROVIDE ADDRESS ON DWELLING. ADDRESS SHALL BE LEGIBLE
AND VISIBLE FROM THE STREET. NUMBER SHALL CONTRAST
FROM THEIR BACKGROUND.
CONSTRUCTION HOURS ARE 7 am TO 8 pm ON WEEKDAYS AND
9 am TO 6 pm ON SATURDAY & HOLIDAYS. WORK IS NOT ALLOWED
ON SUNDAYS.
ANY CHANGES TO THE APPROVED PLANS MUST BE APPROVED
BY CITY IN WRITING.
GRADING PLAN, WATER AND SEWER PLAN,
R-14
SITE ADDRESS:
PARCEL #: 214480-0535
OWNER
LEGAL DESCRIPTION
8225 S. 132nd. ST.
Renton, WA 98178
IMPERVIOUS AREA
ZONING
DRIVEWAY 2,570 s.f.
TOTAL - 6,338 s.f.
IMPERVIOUS AREA: 6,338 / 19,816= 32% < 80% max.
EARLINGTON ACRES TRS
PLat Block: 20
Plat Lot: 5
SEATTLE BEST PROPERTIES LLC
BUILDING HEIGHT
WALL PLATE HEIGHT - 32 ' max. + 6' max. TO RIDGE
BUILDING COVERAGE:
FOURPLEX FOOTPRINT 3,588 s.f.
BUILDING COVERAGE:
3,588 / 19,816 = 18% < 65% max.
LOT AREA 26,501 s.f.
PROTECTED SLOPE AREA 6,685 s.f.
REVISED LOT AREA 19,816 s.f.92'-0"FOURPLEX FOOTPRINT 3,588 s.f.DRIVEWAY5' SIDEWALK 180 s.f.2570 s.f.LOT AREA
SIDEWALK 180 s.f.
MIN. NET DENSITY
REQUIRED 7 DWELLING UNIT MIN. PER ACR.:
REQUIRED MIN. DWELLING UNIT FOR LOT 26.501 s.f.:
PROPOSED 4 UNITS
(7 x 26,501) / 43560 = 4.24 - 4 UNITS
SCALE 1"=20'-0"
PRELIMINARY SITE PLAN PROPERTY, FOURPLEX3'-0"
39'-0"35.1'
SIDE
COMMON OPEN SPACE
FOR 4 UNITS COMMON OPEN SPACE REQUIREMENT:
4 x 350 s.f. = 1,400 s.f.
PROPOSED - 1,430 s.f.
PRIVATE YARDS
FOR 4 UNITS PRIVATE YARDS REQUIREMENT: 250 s.f.
PROPOSED - 250 s.f.